10701 N 99th Ave, Ave #257 · Peoria, AZ 85345

$49,500

2 bd · 2.0 ba · 1,320 sqft · Manufactured · 58 Days on market

Built 1976 Good condition $38/sqft · 51% below area ↓ 29% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW PRICE! Very nice 2 bedroom, 2 bath ground set home. Open concept featuring spacious living/family room, formal dining area with built-in hutch. Cozy kitchen incl. gas cook top & built-in oven, dishwasher, refrigerator. Extended covered patio is great for quiet relaxation or entertaining friends/family. Two car [concrete] carport & extra storage space. Freshly painted exterior. Apollo Village is a pet friendly 55 + age restricted community. Park amenities include heated community pool/spa, clubhouse-lounge, fitness room. weekly social events & Bingo! On-site park management. Park approval is required, lot rent is $891/mo. Great location, borders Sun City, near hospital/

Key facts

• Extra storage space
• Cozy kitchen
• Open concept

Tags

• OPEN CONCEPT
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• COZY KITCHEN
• EXTENDED COVERED PATIO
• EXTRA STORAGE SPACE

Property features AI

Finance

• Other: Lot information source not available
• HOA & community: Land lease $891 monthly; Community pool; Community spa (heated); Community laundry; Fitness center; No association fees included

Exterior

• Parking: 2 covered parking spaces; 2 carport spaces
• Utilities: City water; Public sewer
• Home design: Manufactured/mobile home; Leasehold ownership; Asphalt road access
• Construction: Aluminum siding; Wood frame construction; Painted exterior; Metal roof with reflective coating
• Exterior features: Shed(s); Storage; Desert front and back; Partial block fencing

Interior

• Kitchen: Refrigerator; Dishwasher; Laminate countertops
• Bedrooms: 2 possible bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air; Ceiling fans
• Interior features: Full bath in master bedroom; Laminate counters; Storage
• Laundry & utility: Washer/dryer hookup only; Other laundry area

🏷️ Possibly a rental listed for sale. The $49,500 price doesn't fit this home's estimated sale value (~$100,281) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.4% vs local median 3.3% in Peoria — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#14 in AZ, #3,603 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, commute A, employment A; Watch: cost of living C-, amenities D, health & safety F.
• Peoria Unified School District (4237) (suburban): math 36% / reading 42% proficiency, ranked #64 of 249 in AZ (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 333 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.95% ✓
• Cap rate: 35.40%
• Cash-on-cash: 103.96%
• DSCR: 5.63
• GRM: 2.1

CMA / ARV

• ARV (median comp): $100,281
• List price: $49,500
• Delta: -50.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10701 N 99 Ave #209	0.00mi	3/2.0 (+1)	1,440 (+9%)	1mo	$83,000	$58	79
11275 N 99th Ave #118	0.22mi	3/2.0 (+1)	1,273 (-4%)	2mo	$265,000	$208	76
10701 N 99th Ave #115	0.03mi	3/2.0 (+1)	1,248 (-6%)	11mo	$82,900	$66	75
10701 N 99th Ave #254	0.03mi	2/2.0	1,200 (-9%)	12mo	$43,000	$36	73
11275 N 99th Ave #119	0.22mi	3/2.0 (+1)	1,392 (+6%)	4mo	$265,000	$190	72
11275 N 99th Ave #61	0.23mi	3/2.0 (+1)	1,402 (+6%)	3mo	$268,500	$192	72
10701 N 99th Ave #231	0.03mi	2/2.0	1,196 (-9%)	14mo	$45,000	$38	71
11275 N 99th Ave #31	0.19mi	3/2.0 (+1)	1,345 (+2%)	15mo	$281,000	$209	70
10701 N 99th Ave #44	0.03mi	2/2.0	1,200 (-9%)	18mo	$100,000	$83	68
10201 N 99th Ave #166	0.45mi	3/2.0 (+1)	1,248 (-6%)	8mo	$55,000	$44	58
11000 N 91st Ave #101	0.71mi	2/2.0	1,350 (+2%)	10mo	$120,000	$89	54
11275 N 99th Ave #1	0.31mi	3/2.0 (+1)	1,152 (-13%)	8mo	$210,000	$182	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.62% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.61×
• Total profit: $63,914
• Equity at exit: $7,381

10-year hold

• IRR: —
• Equity multiple: 10.84×
• Total profit: $136,376
• Equity at exit: $4,280

Cash invested: $13,860 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85345

• Home prices YoY: -19.8%
• Rents YoY: 0.6%
• Active inventory: 333
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$260
• Tax est. 1.5%: −$62 /mo · $742/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,201

Break-even live

Break-even rent $433

Max offer price $49,500

Occupancy floor 34%

Sensitivity live

Price	-10% $1,235	-5% $1,218	+0% $1,201	+5% $1,184	+10% $1,167
Rent	-10% $1,046	-5% $1,124	+0% $1,201	+5% $1,278	+10% $1,355
Rate	-1.0pp $1,226	-0.5pp $1,213	base $1,201	+0.5pp $1,188	+1.0pp $1,175

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,375
• Closing costs: $1,485
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10822 N Balboa Dr Sun City, AZ	2.0	1.0	942	$3,000	$3.18	25d	1	0.33mi
10022 W Lakeview Cir N Sun City, AZ	2.0	2.0	1575	$2,800	$1.78	25d	1	0.48mi
10316 N 94th Ln Peoria, AZ	3.0	2.0	1352	$2,000	$1.48	25d	1	0.51mi
10110 N 97th Dr Unit A Peoria, AZ	2.0	1.5	1025	$1,500	$1.46	25d	1	0.57mi
9426 W Monroe St Peoria, AZ	3.0	3.5	1405	$1,800	$1.28	17d	1	0.61mi
10104 N 96th Dr Unit A Peoria, AZ	2.0	2.0	1072	$1,750	$1.63	25d	1	0.63mi
9626 W Mountain View Rd Unit A Peoria, AZ	2.0	2.0	1156	$1,500	$1.30	44d	1	0.76mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$1,985	$1.52	25d	1	0.85mi
9323 W Ironwood Dr Peoria, AZ	3.0	2.0	1306	$2,085	$1.60	44d	1	0.85mi
11411 N 91st Ave Unit 134 Peoria, AZ	3.0	2.0	1310	$1,599	$1.22	44d	1	0.90mi
10350 W Camden Ave Sun City, AZ	2.0	2.0	1413	$2,850	$2.02	25d	1	0.99mi
10101 N 91st Ave #109 Peoria, AZ	2.0	2.5	1161	$1,395	$1.20	3d	1	1.05mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$1,899	$1.46	44d	2	1.06mi
8930 W Monroe St Peoria, AZ	3.0	2.0	1300	$2,099	$1.61	25d	1	1.06mi
9002 W Malapai Dr Peoria, AZ	3.0	2.0	1270	$2,040	$1.61	21d	1	1.10mi
12751 N Plaza Del Rio Blvd Peoria, AZ	1.0–2.0	1.0–2.0	1007	$1,890	$1.88	2d	10	1.12mi
9680 W Olive Ave Peoria, AZ	1.0–3.0	1.0–2.0	850	$1,540	$1.81	0d	10	1.14mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,695	$1.58	0d	1	1.15mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	4d	1	1.15mi
8821 W Sahuaro Dr Peoria, AZ	3.0	2.0	1074	$1,595	$1.49	25d	1	1.15mi
10319 W Oakmont Dr Sun City, AZ	2.0	2.0	1274	$2,900	$2.28	25d	1	1.21mi
10221 N 87th Ln Peoria, AZ	3.0	2.0	1232	$2,059	$1.67	44d	1	1.28mi
9625 W Olive Ave Peoria, AZ	1.0–3.0	1.0–3.0	1485	$2,224	$1.50	0d	9	1.33mi
8834 W Purdue Ave Peoria, AZ	3.0	2.0	1319	$1,800	$1.36	4d	1	1.33mi
10729 W Sun City Blvd Sun City, AZ	3.0	2.0	1697	$3,500	$2.06	25d	1	1.33mi
8650 W Peoria Ave Peoria, AZ	1.0–2.0	1.0–2.0	836	$1,492	$1.78	0d	18	1.38mi
8763 W Paradise Dr Peoria, AZ	3.0	2.0	1575	$1,800	$1.14	44d	1	1.39mi
8782 W Shaw Butte Dr Peoria, AZ	3.0	2.0	1575	$2,200	$1.40	25d	1	1.41mi
8560 W Peoria Ave Peoria, AZ	2.0	1.0	888	$1,399	$1.58	0d	8	1.46mi
10846 N 109th Ave Sun City, AZ	3.0	2.0	1623	$3,500	$2.16	14d	1	1.49mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	897	$1,400	$1.56	17d	1	1.49mi
8940 W Olive Ave Peoria, AZ	2.0	2.0	1446	$1,600	$1.11	44d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $49,500 Active 58 DOM
2. 2026-06-18
   days on market $49,500 Active 55 DOM
3. 2026-06-17
   days on market $49,500 Active 54 DOM
4. 2026-06-16
   days on market $49,500 Active 53 DOM
5. 2026-06-15
   days on market $49,500 Active 52 DOM
6. 2026-06-13
   days on market $49,500 Active 50 DOM
7. 2026-06-13
   statusdays on market $49,500 Active 49 DOM
8. 2026-06-09
   days on market $49,500 Under Contract Accepting Backups 46 DOM
9. 2026-06-08
   days on market $49,500 Under Contract Accepting Backups 45 DOM
10. 2026-06-07
    statusdays on market $49,500 Under Contract Accepting Backups 44 DOM
11. 2026-06-04
    days on market $49,500 Active 41 DOM
12. 2026-06-03
    days on market $49,500 Active 40 DOM
13. 2026-06-02
    days on market $49,500 Active 39 DOM
14. 2026-06-01
    days on market $49,500 Active 38 DOM
15. 2026-05-31
    days on market $49,500 Active 37 DOM
16. 2026-05-07
    price $55,000 815-char remark
17. 2026-04-24
    listed $70,000 Active 815-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥113°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,435
• − Mortgage interest: −$2,773
• − Property taxes: −$742
• − Insurance: −$248
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$1,440
• Taxable income: $14,483
• Est. tax owed @ 24.0%: −$3,476
• After-tax cash flow: $10,933/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This 2-bedroom, 2-bath manufactured home in a pet-friendly 55+ community is in good condition with fresh paint and a spacious layout. Minor updates to the exterior and appliances would significantly enhance its value.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value
• Resale Upgrade appliances — Modern appliances improve kitchen functionality and appeal
• Both Install smart home devices — Enhances home's modern appeal and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Resale Upgrade appliances — Modern appliances improve kitchen functionality and appeal ↑
• Both Install smart home devices — Enhances home's modern appeal and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Peoria Unified School District (4237)
• NCES district ID: 0406250
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $60,171
• Composite: 34.62/100
• National rank: #5152
• State rank: #64 of 249 in AZ

Livability — Peoria

• Score: 76/100
• State rank: #14
• US rank: #3603

Category grades

Amenities D Commute A Cost of living C- Crime B Employment A Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peoria, AZ
• County: Maricopa County · 4,537,380 people
• City population: 206,687
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 60,918
• Household income: $67,380
• Rent vs Own: 33.5% rent · 66.5% own
• Severe rent burden: 1879.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 34% Two or more races 14% Black 5% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Romanian 2% Italian 2% Slovak 1%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 76% English-only · Spanish 18% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.77%
• Current HPI: 328.1069
• Rent YoY: ▲ 0.62%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

-29.3% since first listed

5 events — show timeline

• 2026-06-12 Relisted — ARMLS
• 2026-06-04 Contingent — ARMLS
• 2026-05-22 Price Changed $49,500 ARMLS
• 2026-05-07 Price Changed $55,000 ARMLS
• 2026-04-24 Listed $70,000 ARMLS